I used Action Conveyancing several years past for my conveyancing in Ryde. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ryde of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Ryde with a mortgage from Halifax. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it may put at risk my loan with Halifax. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a property in Ryde before appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks tend refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ryde. Conveyancing will be smoother if you use a solicitor in Ryde especially if they are acquainted with such properties in Ryde.
My company is hoping to lease a unit on the high street. Can you recommend solicitors offering fixed costs for commercial conveyancing in Ryde for less than £2000?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Ryde, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. As for the costs these will vary based on the structure and complexity of the proposed transaction. Please provide us with your contact information or call us so that we may supply you with a detailed commercial conveyancing quote.
I am tempted by the attractive purchase price for a couple of maisonettes in Ryde which have in the region of 50 years left on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Ryde is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the property. The majority of buyers and lenders, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ryde conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a leasehold flat in Ryde, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Ryde with an extended lease are worth £175,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2077
With only 58 years remaining on your lease we estimate the price of your lease extension to range between £23,800 and £27,400 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.